Casa Indipendente in vendita a Santa Giustina, Cergnai
SANTA GIUSTINA (Loc. Cergnai) RE/MAX propone in ESCLUSIVA un APPARTAMENTO AL PIANO PRIMO di una bifamiliare con vista panoramica sulla vallata bellunese. Posizionata in zona dominante e soleggiata, immersa nella tranquillità ma a pochi passi dai principali servizi, è una proprietà indipendente degli anni '70,…
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
At €633/m², the €95,000 asking price becomes roughly €1,233/m² after allowing €600/m² for the general renovation described, versus about €407/m² for comparable local stock. The panoramic view, garden and garages add appeal, but do not offset the very high effective cost.
More on the house and the area
This is a substantial, independent mountain home with balconies, private garden, garages, and genuinely spectacular views across the Belluno valley and surrounding peaks. The interiors are plain and dated rather than characterful, but the house is solid, spacious, heated, and realistically usable after renovation rather than being a ruin or empty shell.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €600/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€30,000 – €53,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
- The home is habitable but needs a general renovation and cosmetic updating.
- The kitchen appears unfinished or without installed fittings in the photos.
- Heating is currently oil-based, and the property is in a hilly location with multiple stairways.
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 78/100The Belluno Dolomites stand immediately north and west of San Gregorio nelle Alpi, with the Parco Nazionale delle Dolomiti Bellunesi within the local area. The Piave valley lies nearby and Belluno is the nearest town of size, with a historic centre, services and rail links. The nearest ski lifts are in the Belluno Dolomites area around Nevegal and the Feltre basin, reached by a moderate mountain drive. This part of the province is known for prealpine and alpine valleys, forested slopes and access routes into the Dolomite massifs.